Personal Opinion - Law for Splitting Land
On 20.12.2016, Ynet published a story by Hila Tsaion on the subject of the "Law for the Splitting of Land" initiated by MK Eli Cohen
The purpose of the law is to increase the supply of rental housing against the background of the shortage of small apartments and the increase in rental prices
Law for the splitting of land
Let's talk for a moment about the law initiated by MK Eli Cohen.
With all due respect to the initiative, and the desire to solve the housing shortage in Israel, and on the way to 'instinctively' correcting the injustices of Israeli governments in recent decades regarding construction.
There are a lot of points of thought in this proposal that are unresolved.
First, the law will only be valid for 5 years, but in practice, in order to issue a building permit in the State of Israel takes on average almost a year.
Second, there is a requirement from the various planning committees to examine the zoning regulations and determine whether it can be carried out and in which localities. The planning committees lack the manpower that will review all regional and local zoning regulations, in order to give an orderly opinion on the matter, not to mention that the law mainly appeals to the regional and regional committees (the periphery) that are also not currently fully and uniformly operating according to the Reform of the Planning and Construction Law.
Third, the split will result in a situation in which there is an additional housing unit in each lot. According to the law, the entire new housing unit is obligated to build a meter.
The law does not address this matter at all, and will those new housing units be obligated to build a meter?
Therefore, in practice, it will take a few more months from the moment the building permits are amended for the split, until the meters and all structural changes are built.
Fourth, what happens in the lots where all the percentage of construction has been exhausted – the building rights? Will, as a result of this law, will the state give the possibility of increasing the percentage of construction, without the need for zoning changes?
And why is that important? Because changing the zoning plan in favor of increasing the percentage of construction will actually contradict the law that states that it can only be on zoning from before 2011.
In addition, regarding the percentage of construction – will an additional percentage of construction be given to the meters?
Fifth, what happens in small lots, say 250 square meters or 3300 square meters? Will they also be able to be crowded? Won't this overcrowding damage the fabric of the neighborhood? Won't the area quickly become a Slams neighborhood?
Sixth, and what happens in the streams? Does the law mean a fourth housing unit in the estate or is this audio at the expense of the small housing unit designated for the grandson?
Seventh, what happens in kibbutzim? Does this mean that the entire housing unit in the kibbutz can be split up? This means that the amount of population may theoretically increase by 2 times.
And what about the admissions committees in kibbutzim? Will they be abolished in order to shorten the duration of standing and belonging to the congregation?
In my opinion, instead of trying to find immediate solutions in the form of private construction, one should act in other ways :
1. For more overcrowding of city centers, instead of thickening rural communities or establishing new settlements or satellite neighborhoods.
2. The number of employees at the construction sites should be increased, that is, to give many work permits to workers from the territories, thereby accelerating the pace of construction (saturated and private alike).
3. Encourage construction within existing communities by providing grants, economic incentives, reducing land costs, etc. All this without harming the home buyers or renters.
4. It is necessary to streamline and subject clear and orderly guidelines to all regional and regional committees.
5. The licensing process should be shortened in the planning committees, and in the various licensing bodies, and in particular in the Ramai.
Do you have any questions?
You are welcome to contact me at 050-9847484
Or write to me directly from here.
Really?
Yes. There are too many unresolved points in this law and obstacles.